The Fair Share Report
49 Pine St
Millburn, NJ 07041
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $1,662,455 – $2,080,795, from 12 comparable Millburn sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Millburn assessments sit below market value — republished every October, applied town-wide. A $1,899,211 home should be assessed near $1,329,828.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $355,528 below what the ratio math suggests (26.7%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
41%86%
Paying about right
This home's ratio lands inside Millburn's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 29 MAPLE TERRACE | 2025-08 | $1,700,000 | 2,639 | 49.0% |
| 19 HAWTHORNE ROAD | 2026-01 | $1,975,000 | 2,542 | 65.0% |
| 38 CAMPBELL ROAD | 2025-03 | $1,790,000 | 2,656 | 57.4% |
| 20 PARKVIEW DRIVE | 2026-06 | $1,999,000 | 2,640 | 46.0% |
| 86 ELM STREET | 2025-05 | $1,910,000 | 2,464 | 49.8% |
| 90 WHITNEY ROAD | 2026-03 | $2,100,000 | 2,692 | 54.4% |
| 28 PINE TERRACE WEST | 2025-07 | $1,830,000 | 2,616 | 57.0% |
| 877 RIDGEWOOD ROAD | 2025-06 | $1,700,000 | 2,633 | 54.7% |
| 42 HADDONFIELD ROAD | 2025-07 | $2,200,000 | 2,989 | 64.7% |
| 83 MOUNTAINVIEW ROAD | 2025-08 | $1,750,000 | 2,739 | 53.1% |
| 30 COLONIAL WAY | 2026-04 | $2,305,000 | 2,526 | 51.0% |
| 29 SOUTH MOUNTAIN ROAD | 2026-04 | $1,836,000 | 2,556 | 44.1% |
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